SB 721 Inspection Reports in Los Angeles
What an SB 721 inspection report must contain, how findings are documented so they can be acted on, and what happens after the report is delivered. For the inspection itself, see our SB 721 inspection service.
What is an SB 721 inspection report?
The report is the signed record of the inspection. It establishes a baseline of each inspected element's condition that future inspections can be compared against, and it is the document owners, agencies, insurers, lenders and buyers rely on. RetroCal clients access the signed report and related project documents on their private portal page, where they can also follow the live status of the inspection and any repair project.
SB 721 covers apartment buildings with three or more units. Condominium associations fall under a different law — see how SB 721 differs from SB 326. In the City of Los Angeles, the Los Angeles Housing Department calls this requirement E3; see Los Angeles Housing Department E3 inspections.
What the report must contain
- Identification of the elements inspected and the sample of each element type
- Photographs, any test results and narrative sufficient to establish a baseline of the condition of the components inspected
- The current condition of the load-bearing components and associated waterproofing
- Their expected future performance and remaining useful life
- Recommendations for any further inspection necessary
- Identification of any immediate threat to safety
- The inspector's signature
- Later reports incorporate prior reports, including the locations of the elements inspected
Sources: Health & Safety Code §17973 (SB 721)
Anatomy of a repair-ready finding
Illustrative format — not an excerpt from a client report.
- Element ID and location
- Building, unit or level, and element type — for example, the second-floor exterior walkway outside a named unit.
- Photo with caption
- A photograph of the element, captioned with the same ID so the image and the finding cannot be separated.
- Observed condition
- What the inspector saw at the framing, waterproofing and guardrail, described in plain terms.
- Why it matters
- How the condition affects the load-bearing components or the waterproofing that protects them.
- Severity classification
- The level assigned under RetroCal's rubric, from Immediate Hazard to Excellent.
- Recommended action
- Repair, further inspection, monitoring or no action, stated so a contractor can scope it.
A finding built this way is location-specific, has a clear photo and identifies the exact element. That gives a qualified licensed contractor enough detail to prepare a repair scope, and lets you compare scopes from different contractors on the same basis.
How RetroCal classifies findings
- 1 — Immediate Hazard: Action Now
- 2 — Repair Required: Non-Emergency Corrective Work
- 3 — Recommended Work: Not Required, but Advised
- 4 — Cosmetic: Monitor
- 5 — Excellent: No Work Required
The rubric is RetroCal's reporting and communication system. It is not terminology created by SB 721, and it does not replace the inspector's signed findings or legal requirements.
How long does it take to receive the report?
Health and Safety Code §17973 requires the report to be presented to the owner within 45 days of completing the inspection. Where the inspection finds an immediate threat to safety, the inspector must provide a copy of the report to the owner and to the local enforcement agency within 15 days of completing the report.
Sources: Health & Safety Code §17973 (SB 721)
What happens if the report finds damage?
A condition that poses an immediate threat to safety requires restricting access to the affected element right away. Other required repairs start the permit and repair timeline set by the statute.
Can I use the report to get repair estimates?
Yes. A sufficiently detailed report is the basis for contractor review, and you may obtain bids from any qualified licensed contractor. The inspection report itself does not include repair pricing; repair pricing is a separate estimate. If RetroCal prepares it, the repair estimate is sent by email with optional work items you can select to add to the base contract, and it can be approved online. See our SB 721 repair services or balcony repair in Los Angeles. To understand inspection pricing, see what determines SB 721 inspection cost.
What happens after repairs are completed?
Permitted repairs are inspected and approved by the local enforcement agency, not signed off by the contractor that performed them. The inspector can provide written confirmation that the required repairs were completed. Owners keep reports for at least two inspection cycles, and keep the permits and repair records with them.
Sources: Health & Safety Code §17973 (SB 721)
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SB 721 Inspection Report FAQ
What does an SB 721 inspection report include?
The elements inspected and the sample by type; photographs, any test results and narrative sufficient to establish a baseline; the current condition of the load-bearing components and associated waterproofing; their expected future performance and remaining useful life; recommendations for any further inspection necessary; identification of any immediate threat to safety; and the inspector's signature.
Who signs an SB 721 report?
The qualified inspector who performed the inspection. Health and Safety Code §17973 defines who qualifies to perform the inspection.
How soon should the owner receive the report?
Within 45 days of completing the inspection. Where the inspector finds an immediate threat to safety, a copy goes to the owner and the local enforcement agency within 15 days of completing the report.
What if the report finds an immediate safety issue?
Restrict access to the affected element immediately, follow the inspector's protective directions, and arrange emergency repair.
Can I send my report to another contractor?
Yes. There is no obligation to use RetroCal for repairs. The statewide statute also allows the inspecting contractor to perform the repairs; see what the law says about using one company for both.
Does an SB 721 report include repair pricing?
No. The report documents conditions and recommendations. RetroCal can prepare a separate repair estimate from the report, or you can obtain bids from any licensed contractor.
How long should I keep the inspection report?
For at least two inspection cycles, per Health and Safety Code §17973.
Sources: Health & Safety Code §17973 (SB 721)